31 Gardner St S · Camden, SC 29020

$179,000

2 bd · 2.0 ba · 1,024 sqft · SingleFamily public records · 136 Days on market

Built 1928 0.33 ac lot

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Why this score? — see what drove the D grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +14.8/30.0
• ARV discount +7.5/15.0
• DSCR +4.5/10.0
• Schools +3.8/10.0
• Livability +3.1/5.0
• 1% rule +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Adorable 1928 bungalow just minutes from Camden’s Historic Downtown, shopping, dining, and interstates. This home sits on a generous . 33-acre lot and blends timeless character with modern conveniences. Enjoy relaxing on the spacious front porch, complete with a side ramp for easy access. Inside, you’ll find high ceilings, hardwood floors, and classic details throughout. One full bath features a charming clawfoot tub, while the second offers a modern walk-in shower—perfect for any preference. The sunny kitchen includes an attached dining area and opens to a screened back porch that spans the length of the home, ideal for entertaining or unwinding year-round. Notable update

Key facts

• Generous lot
• Screened back porch
• Spacious front porch

Tags

• GENEROUS LOT
• SPACIOUS FRONT PORCH
• CLAWFOOT TUB
• MODERN WALK-IN SHOWER
• SUNNY KITCHEN
• SCREENED BACK PORCH

Property features AI

Exterior

• Utilities: Public water; Septic sewer
• Home design: Single-story home; Crawlspace foundation
• Construction: Vinyl and wood exterior
• Exterior features: Covered front porch; Screened front porch; Storage shed; Paved road access

Interior

• Kitchen: Wood cabinets; Formica countertops; Laminate flooring; Free-standing range
• Bedrooms: Master bedroom on main level with high ceilings, private closet, and hardwood floors; Second bedroom on main level with private bath, high ceilings, and hardwood floors
• Flooring: Hardwood floors in bedrooms; Laminate flooring in kitchen
• Bathrooms: Two full bathrooms
• Heating & cooling: Central cooling; Heating via electric and gas on first level and heat pump on first level
• Interior features: Ceiling fan(s); Attic with pull-down access; Molding in living room; Ceiling fan in living room
• Laundry & utility: Washer and dryer included; Laundry located on main level (common)

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $179k.

Deal economics

• At list price, monthly cash flow is $50 ($598/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $141k (21.4% below list).
• Recommended offer: $141k (21.4% below list) — sets the bar for 1% rule.
• Cap rate 6.6% vs local median 3.8% in Camden — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 61/100 on livability (#218 in SC) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: employment D, crime F, amenities F.
• Kershaw 01 (rural): math 38% / reading 51% proficiency, ranked #25 of 80 in SC (top 31%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Jackson School (math 25% / reading 27%, grade F, #439 of 597 statewide, top 74%, 505 students, 100% FRL); Camden High (math 37% / reading 77%, grade C, #120 of 196 statewide, top 64%, 1,124 students, 71% FRL) — zoned schools average 85% FRL vs 49% district-wide (37 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 231 active listings in the ZIP; 491 units permitted in Kershaw County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• Kershaw County population projected at +8% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 136 days — a 12% lower offer ($158k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 7y ago; this cycle's ask has dropped $40k (18%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $88k; list at $179k implies a 103% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1928 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 66% chance of damaging wind over 30y; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $140,698 (21.4% below list)

Questions for the listing agent

1. It's been on market 136 days. Have you received any prior offers? Is the seller open to a 21% concession, seller financing, or rate buy-down credit?
2. Built in 1928 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
7. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
8. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
9. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
10. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 0.79% ✗
• Cap rate: 6.63%
• Cash-on-cash: 1.19%
• DSCR: 1.05
• GRM: 10.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -14.5%
• Equity multiple: 0.48×
• Total profit: $-25,918
• Equity at exit: $26,689

10-year hold

• IRR: -5.8%
• Equity multiple: 0.62×
• Total profit: $-18,834
• Equity at exit: $15,477

Cash invested: $50,120 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 90 Strongly Landlord-Friendly
• State South Carolina: 90 Strongly Landlord-Friendly · R+6
• County: — inherits STATE
• City: — inherits STATE

5-day notice; preempted; landlord-favorable.

Methodology + full state rankings →

ZIP-level market 29020

• Home prices YoY: -29.7%
• Active inventory: 231
• Price-to-rent: 10.6×

Monthly cashflow live

• Estimated rent: $1,407 medium
• Mortgage (P&I): −$939
• Tax from tax record: −$48 /mo · $581/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$295
• Net cashflow: $50

Break-even live

Break-even rent $1,344

Max offer price $179,000

Occupancy floor 91%

Sensitivity live

Price	-10% $151	-5% $100	+0% $50	+5% $-1	+10% $-51
Rent	-10% $-61	-5% $-6	+0% $50	+5% $105	+10% $161
Rate	-1.0pp $140	-0.5pp $95	base $50	+0.5pp $3	+1.0pp $-44

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $44,750
• Closing costs: $5,370
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-06-03
   statusdays on market $179,000 Pending 136 DOM
2. 2026-06-02
   days on market $179,000 Active - Contingent 135 DOM
3. 2026-05-31
   days on market $179,000 Active - Contingent 134 DOM
4. 2026-05-18
   historical Active - Contingent
5. 2026-04-22
   price $179,000
6. 2026-04-08
   price $189,000
7. 2026-03-13
   price $190,000
8. 2026-01-22
   price $198,000
9. 2026-01-17
   listed $219,000 Active
10. 2020-02-28
    soldstatus $88,000
11. 2020-01-07
    historical
12. 2019-10-25
    listed $89,000 Active
13. 2017-06-20
    soldstatus $85,000
14. 2004-07-26
    soldstatus $77,000
15. 1992-01-31
    soldstatus $47,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast SC · Resets to sale price

• Current annual tax: $581 · $48/mo
• Projected year-2 tax: $1,020 · $85/mo
• Expected delta: +$439/yr (+$37/mo · 75.7%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥107°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 66% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,884
• − Mortgage interest: −$10,027
• − Property taxes: −$581
• − Insurance: −$895
• − Repairs & maintenance: −$1,351
• − Management: −$1,351
• − Depreciation: −$5,207
• Taxable loss: −$2,528
• Est. tax savings @ 24.0%: +$607
• After-tax cash flow: $1,205/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Kershaw 01
• NCES district ID: 4502550
• Math proficiency: 38% ▼ -7.00%
• Reading proficiency: 51% ▲ 6.00%
• Median HH income: $44,585
• Composite: 37.66/100
• National rank: #4371
• State rank: #25 of 80 in SC

Livability — Camden

• Score: 61/100
• State rank: #218
• US rank: #18355

Category grades

Amenities F Commute F Cost of living A+ Crime F Employment D Housing A+ Health & safety F User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 22,868

Population outlook (Kershaw County) Hauer SSP2

• Today (2025): 67,683 people
• By 2030: 69,374 · +2.5%
• By 2040: 71,936 · +6.3%
• By 2050: 73,292 · +8.3%
• By 2075: 75,762 · +11.9%
• By 2100: 72,620 · +7.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (62%)
• Race & ethnicity: White 62% Black 28% Hispanic / Latino 6% Two or more races 3%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Serbian 2% Slovak 2% Italian 1%
• Foreign-born: 4% · Canada
• Languages at home: 93% English-only · Spanish 6%

Political lean MEDSL · Kershaw

• 2024 margin: Strong R (+28.2) · D 35.3% · R 63.5% · Other 1.2%
• 2008→2024 swing: -9.5pp toward R · 2008: -18.7pp · 2024: -28.2pp
• All cycles: 2024: R+28.2 2020: R+23.1 2016: R+24.8 2012: R+18.6 2008: R+18.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -95.81%
• Current HPI: 227.0389
• Rent YoY: —
• Metro: —
• State GDP YoY: ▲ 4.51%
• F500 in state: 2

Industry mix (Fortune 500 HQ in SC)

Industry	F500 HQs	Revenue
▸Packaging	1	$7B

Price history

+280.9% since first listed

12 events — show timeline

• 2026-05-18 Contingent — Consolidated MLS
• 2026-04-22 Price Changed $179,000 Consolidated MLS
• 2026-04-08 Price Changed $189,000 Consolidated MLS
• 2026-03-13 Price Changed $190,000 Consolidated MLS
• 2026-01-22 Price Changed $198,000 Consolidated MLS
• 2026-01-17 Listed $219,000 Consolidated MLS
• 2020-02-28 Sold (Public Records) $88,000 Public Records
• 2020-01-07 Delisted — Consolidated MLS
• 2019-10-25 Listed $89,000 Consolidated MLS
• 2017-06-20 Sold (Public Records) $85,000 Public Records
• 2004-07-26 Sold (Public Records) $77,000 Public Records
• 1992-01-31 Sold (Public Records) $47,000 Public Records

Property tax history

+4.2%/yr

Latest (2025): $581 · +5.3% YoY. Source: county tax records.